Doncaster MBC EMPLOYMENT LAND STUDY with Final Report December 2008 ROGER TYM & PARTNERS 17 St Ann’s Square Manchester M2 7PW t 0161 834 0833 f 0161 834 0818 e [email protected] w www.tymconsult.com This document is formatted for double-sided printing. CONTENTS 1 INTRODUCTION.......................................................................................................... 1 The Study .......................................................................................................................1 The Report......................................................................................................................1 2 THE POLICY CONTEXT .............................................................................................. 3 Introduction.....................................................................................................................3 National Policy................................................................................................................3 Regional Planning Policy Context...................................................................................7 Sub-regional Policy Context..........................................................................................11 Regional Planning Context – East Midlands ..................................................................13 Local Development Plan Context..................................................................................15 Key Points.....................................................................................................................23 3 THE DONCASTER ECONOMY.................................................................................. 25 Introduction...................................................................................................................25 The Workplace..............................................................................................................25 The Labour Market........................................................................................................27 Key Points.....................................................................................................................30 4 LOCAL PROPERTY MARKETS................................................................................. 31 Introduction...................................................................................................................31 Doncaster Overview .....................................................................................................31 Regional Context ..........................................................................................................32 Industrial & Distribution Market .....................................................................................33 Market Demand Industrial / Distribution........................................................................36 Office Market ................................................................................................................37 Evidence from Market Players ......................................................................................40 Property Market Conclusions........................................................................................41 5 THE QUANTITY OF EMPLOYMENT LAND ............................................................... 43 Introduction...................................................................................................................43 The Three Stages to the Analysis.................................................................................43 Stage 1 - Future Employment and the Demand for Space and Land............................43 The Employment Forecast Findings .............................................................................46 The Demand for Land ...................................................................................................49 Stage 2 - Planned Supply .............................................................................................50 Market Balance.............................................................................................................52 6 THE QUALITY OF EMPLOYMENT LAND .................................................................. 55 Introduction...................................................................................................................55 Site Criteria – Existing, Allocated and Potential Sites ....................................................55 Site Criteria – Existing Site Specific...............................................................................56 Site Criteria - Allocated and Potential Site Specific.......................................................56 The Assessment ...........................................................................................................57 Further Considerations .................................................................................................68 Summary Points ...........................................................................................................68 7 CONCLUSIONS......................................................................................................... 69 The Requirement for Employment Land .......................................................................69 Identifying New Sites ....................................................................................................69 Recommendations........................................................................................................70 Plan, Monitor and Manage............................................................................................70 APPENDICES Appendix 1 Economic Data Appendix 2 The Strategic Distribution Sector Appendix 3 Econometric Forecasts Appendix 4 Business Space Sectors Appendix 5 Schedule of Planning Permissions 2001 to 2006 Appendix 6 Strategic Distribution Completions Appendix 7 Site Assessments Appendix 8 Site Location Plans Doncaster - Employment Land Study Final Report 1 INTRODUCTION The Study 1.1 Doncaster Metropolitan Borough Council commissioned this study in January 2006, as part of the evidence base for the preparation of the employment land1 policies in their forthcoming Local Development Framework and other Development Plan Documents. 1.2 The broad scope of the study, as set out in the brief, is to: Identify the need for employment land in Doncaster up to 2021, and strategies for managing its phasing, particularly taking into account the prospects for growth at Robin Hood Airport Doncaster Sheffield (RHADS) and the impact of the FARRRS road scheme. 1.3 This will need to take into account: the suitability for employment purposes of outstanding employment allocations and commitments (i.e. sites with planning permission); the likely viability of existing employment areas continuing in employment use in the event of them being vacated by current occupiers; whether the existing supply of employment land will be sufficient to meet the Borough’s employment needs; the regeneration aspirations of the Borough, particularly in relation to the town centre renaissance and the opportunity at RHADS; and transport accessibility. 1.4 Where sites are lost from the employment land supply, or where allocations are not taken up for employment, the most likely alternative use is housing. Thus, the housing market creates additional pressure that can squeeze out marginal employment uses as land owners are attracted by higher land values. 1.5 The study considers employment land provision from a market perspective. When preparing policies for the emerging Local Development Framework, the Council will also consider socio-economic concerns and sustainability. The Report 1.6 Following this introduction: Chapter 2 sets out the background of existing policy, showing the wider objectives that the Borough needs to consider, and the strategic guidance they need to follow, in deciding on their employment land policies. Chapters 3 and 4 analyse the present condition of Doncaster’s economy and property market, establishing the baseline for future change. The next two chapters consider this future change. Chapter 5 deals with the quantity of employment land, forecasting demand and comparing it with supply. Chapter 6 audits the supply in qualitative terms, making recommendations on specific sites and areas. Conclusions are in Chapter 7. 1 Employment space (property and land) in this study refers to the Business Use Classes, B1, B2 and B8 and sui generis uses which occupy similar space. It covers offices and industrial and distribution space. It excludes many activities which do provide employment, but operate in other kinds of space, such as retail, leisure, education and health. Roger Tym & Partners with King Sturge M986, December 2008 1 Doncaster - Employment Land Study Final Report 2 THE POLICY CONTEXT Introduction 2.1 This section presents a review of relevant employment land policies, allocations and sectoral employment promotion at the regional, sub-regional and local levels. 2.2 Regional development policy is provided by the Regional Spatial Strategy and Regional Economic Strategy. At the sub-regional level, South Yorkshire was the recipient of European Union Objective 1 funding, and the Programme has had significant influence on the strategy in South Yorkshire, particularly in relation to the M18 Corridor and the airport. Also of importance at this level is the